Carroll County Planning & Zoning Commission Meeting - October 20, 2026

The Carroll County Planning and Zoning Commission convened on October 20, 2026, to address several significant development proposals and planning initiatives. Key actions included the approval of a major subdivision, the denial of a controversial self-storage facility, the approval of a solar farm, and the initiation of a public engagement process for the Freedom Plan area. The commission also spent considerable time discussing strategies to achieve the county's Agricultural Preservation goals.

Routine Approvals

• The commission unanimously approved the agenda for October 20, 2026 and the minutes from the July 15, 2026 meeting.
• Administrative reports were acknowledged, including two development extensions (Hudson Forest Estates 4 and Liberty Road Crossing) and several upcoming BZA cases.

Public Comments & Testimony

• Harvest Creek Subdivision (Item #8): Mai Coachunas, a resident of Shalen Drive, requested the commission deny the plans, arguing they do not align with the R-40,000 zoning and would negatively affect traffic and community character. Dan Buford raised a specific property boundary discrepancy based on historical deeds, stating the proposed plat may extend 22.21 feet onto his property, and requested a deferral of approval until the issue is resolved.
• Carroll Highlands Self Storage (Item #9): Sarah Penn criticized the original rezoning of the property as a "mistake" and stated the county's response had been "inadequate." Nancy Lynch, an adjacent property owner, provided a detailed analysis arguing the rezoning was a mistake and highlighted a deed restriction on Lot 19 that explicitly prohibits commercial activity, asserting deed restrictions can trump zoning. Multiple speakers read from the Freedom Plan, arguing the project represents a fundamental transformation of their community against their will.
• EOTC Bachman Valley (Item #12): Alex Votov, an attorney representing nearby residents, asked the commission to deny the application outright, citing severe safety concerns. A resident detailed the dangerous traffic conditions on Bachman Valley Road and argued the large religious facility does not serve the local community.

Discussion Items & Key Outcomes

Harvest Creek Final Subdivision (Item #8)

• Proposal: Final approval of Section 1 of the Harvest Creek subdivision, consisting of 79 single-family lots off Ridge Road in the Eldersburg area.
• Staff Report: Kierstin Marple (Development Review) presented the plan. A concurrency review for Ridge Road showed it was "approaching inadequate," but testing even the full 137 lots with neighboring developments did not cross into the "inadequate" threshold. All other facilities were deemed adequate.
• Commission Discussion: Commissioners discussed traffic impacts, open space maintenance (to be handled by the HOA), and landscaping buffering. Commissioner Gordon stressed the importance of making developer commitments to landscaping legally enforceable within the approved plans.
• Outcome: Approved. The commission approved the final subdivision plan under Chapter 155 and the concurrency management approval under Chapter 156. Vote: 7-0-1 (Gordon abstained). Building permits reserved for 50 lots in FY26 and 29 in FY27.

Carroll Highlands Self Storage (Item #9)

• Proposal: Final site plan approval for a 650-unit indoor self-storage facility on Liberty Road (MD 26), zoned C2. The developer had reduced the building height by embedding it into the hillside and exceeded landscaping requirements.
• Staff Report: David Becraft (Development Review) noted that a previous county deferral on self-storage had expired, allowing the application to proceed. Staff recommended approval based on compliance with all county codes and SHA requirements.
• Commission Discussion: Commissioner Peter Lester strongly opposed the project, arguing the property was a "mistake in zoning," having been rezoned to C2 instead of C1. He cited a deed restriction and questioned the project's compatibility with the neighborhood. Commissioner Hoff acknowledged the code conflict but expressed concern for the residential community. The developer stated they do not believe they are violating the deed restriction.
• Outcome: Denied. A motion to approve failed on a tie vote. Chairman Michael Kane cast the deciding "No" vote. Final Vote: 3-4. The developer may appeal the decision to the Board of Zoning Appeals.

Bear Branch Solar (Item #11)

• Proposal: Final site plan for a 4MW solar facility on a ~63-acre agricultural parcel off Lamb Drive in northern Westminster.
• Staff Report: David Becraft presented the plan. The project had a Certificate of Public Convenience and Necessity (CPCN) from the state PSC, which included specific license conditions. Staff recommended approval with five conditions.
• Commission Discussion: Commissioners inquired about stormwater runoff calculations, resident complaints, bonding, and how the project's energy benefits the local community (answered as part of the state's Community Solar program). The developer agreed to provide the county with copies of all PSC compliance updates.
• Outcome: Approved. Vote: 6-0-1 (Gordon abstained).

EOTC Bachman Valley Special Report (Item #12)

• Purpose: Developer requested clarification on the traffic study and fire/EMS impact analysis requested by the commission at the June 2026 meeting.
• Stakeholder Input: Chief Michael Robinson (Department of Fire & EMS) detailed significant concerns, including the need for a 30-foot wide access road, a minimum 30,000-gallon on-site water tank for sprinklers, and proper emergency vehicle turnaround. The church representative stated that special events (1,500-2,000 guests a few times a year) would have traffic control and that buses were used only infrequently.
• Outcome: No vote was taken. The developer stated they received the clarification they needed to proceed with preparing the requested studies.

Freedom Plan Small Area Amendment (Item #13)

• Proposal: Formation of a Citizens Advisory Group (CAG) to provide local input on the amendment study for the MD 26 and 32 commercial corridor.
• Staff Report: Tiffany Fossett outlined the project work plan and proposed a CAG of ~22 members (community representatives, public safety, business/property owners, real estate/development professionals).
• Commission Discussion: Commissioners supported the initiative as critical for gathering input from the Freedom District.
• Outcome: Approved. The commission voted to create the CAG and appointed Commissioners Janice Kirkner and Peter Lester as ex-officio members. Vote: 7-0.

Agricultural Preservation Program Discussion (Item #10)

• Purpose: Staff initiated a strategic discussion on how to achieve the remaining 17,697 acres needed to meet the county's 100,000-acre preservation goal.
• Staff Presentation: Chris Heiden and JP Smith presented data on the remaining pool of eligible land, the current ranking criteria, and potential "green flags" and "red flags" for future acquisitions.
• Commission Feedback: Commissioner Lester recommended against preserving farms along major transportation corridors where they could be used for economic development. Commissioner Robertson raised concerns about farms that have been heavily subdivided prior to applying for preservation. Commissioner Gordon emphasized the need to be strategic in the program's final phase.
• Outcome: No formal action. Staff will incorporate the feedback into a broader discussion with the Ag Pres Advisory Board and the Board of County Commissioners.

Other Business

• The commission approved the minutes of a closed session held on October 7, 2026, regarding legal advice on code revisions and litigation. Vote: Approved unanimously.
• Work sessions for the Master Plan update were scheduled for November 18, 2026, January 20, 2027, and February 17, 2027.